Concept Plan

Project Team
The Site
General Description Historical Development Land Tenure

2

of Site

2 3
4

The Vision
Workshop Participants Problems and Solutions

5 5 5 8 8
9
14 14 14

The Plan
Guiding Principles Elements of the Plan

Proposed Phasing
Phose 1 Phose 2 Phose 3 Final Phose

15 16 16 17

Conclusion Next Steps Appendix 1

18 19

day moorage opportunities first phose ultimate build-out

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Concept SS Sicamous

Plan

Site - Penticton March 2011

Introduction
The SS Sicamous, its sister ships, and associated outbuildings form a distinct heritage precinct at the west end of Okanagan Beach in Penticton. The ship is an important backdrop for tourists, appearing in countless postcards and family photos, and its an historic touchstone for local residents. However, the collection of vessels, outbuildings, park spaces, parking lots and waterfront spaces has never really coalesced into an integrated whole. For this reason the concept of an Inland Marine Heritage Park was developed over the last decade. With the collection of historic vessels on the site, the waterfront location, and the rich history of transportation on Okanagan Lake, there is tremendous potential for a vital, well-connected, financially healthy heritage park on this site.
The Sicamous and Naramata source: Penticton Archives in their heyday, pulled up at the Penticton docks.

Terms of Reference
In July of 201 0, Allen + Maurer Architects were retained by the SS Sicamous Restoration Society to develop a coordinated plan for the future development of the SS Sicamous Site. The objectives of the plan were to: • • • • undertake a basic analysis of the vessels and site bring together stakeholders for a visioning workshop develop a conceptual vision for the site produce visual material to communicate this vision to potential partners and funding bodies

Consultant
The Sicamous has become a tourist icon in penticton. This postcard manages to show the boat in the image to the three times - unfortunately

by the SS Sicamous Restoration Society only. Recommendations made within the study reflect the Architect's judgment in light of the information of preparation, of existing documentation available available and are based on observation,

views with relevant personnel. Any third party use of this report is the sole responsibility of such third parties. The for damages suffered Architects accept no responsibility taken, based on information

by any third party as a result of decisions made, or actions contained in this report.

ALLEN

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architects

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1

SS Sicamous

Concept Plan Site - Penticton March 2011

THE SITE
General Description
The SS Sicamous is located on a prominent waterfront site at the west end of Penticton, at the south end of Okanagan Lake. The site is managed by the SS Sicamous Restoration Society, together with Penticton's Parks and Recreation Department, and incorporates a Rose Garden, Dredge Shed, three intact vessels, a fragment of the SS Okanagan, a 400 foot rock jetty, and water lots owned by the City of Penticton.

Study Foc:usArea

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Concept Plan SS Sicamous Site - Penticton March 2011

Historical Development

of the Site

The site was a significant focus of local activity long before the Sicamous was moved there in 1951. As the outlet of Okanagan Lake into the Okanagan River, it had always been a significant area for fishing and duck hunting, as well as navigation of the river. When the Penticton Indian Reserve was established the river became the boundary between Penticton Indian Band Lands and the emerging town.
The river mouth before chonnelization source: Penticton Archives

In 1910 the Shatford Land Grant transferred ownership of the Okanagan Lake waterfront west of Winnipeg Street to the town. In this early period the river was regularly dredged to maintain navigibility, and the first permanent structure on the site was the dredge shed. The remnants of the original landing can still be observed in front of this building, though the structure has been landlocked by subsequent filling. Beginning in 1893, with the completion of the SS Aberdeen, the Canadian Pacific Railway's Lake & River Service replaced the Okanagan Brigade Trail as the primary transportation route into the south Okanagan. The southern terminus for this service was not at the river mouth, however, but further east at the centre of the waterfront. The SS Okanagan was put into service in 1907, and in 1914 the SS Sicamous and the SS Naramata were launched from the shipyard in Okanagan Landing. That same year the Kettle Valley Railway was completed through Penticton, and a spur line constructed to connect to the lake service at the end of Martin Street. In the early 1950's the Okanagan River was channelized, and a flow control dam was constructed at the north end which blocked navigation, and ended dredging activities. The dam was located several hundred metres west of the original river mouth, cutting off a section of Penticton Indian Band lands, and a long rock groin was constructed to prevent sedimentation of the dam. In the same period the SS Sicamous was mothballed by the CPR, and sold to Penticton for $1.00. On August 27, 1951, the ship was towed into a trench at its current location, and the trench backfilled with sand. It instantly became an icon of the town, and played host to numerous parties and special events. In the late 1950's the Penticton Museum moved on board, but in the mid 60's a new library / museum complex was built, and a long decline began in which the ship became home to a wax museum and a series of restaurants. In 1988 the SS Sicamous Restoration Society was formed, and

The dredge shed in operation source: Penticton Archives

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SS Sicamous

Concept Plan Site - Penticton March 2011

with the cooperation of the pty initiated a series of projects to conserve and restore the ship, and open it up to public tours and special events. In 199~ the SS Naramata was moved to jhe. - - - site, later to be joined by t~e stern saloon of the SS-Okon09an, the CN Tug #6, the oriqincl life rafts from the S1camous, and a .~ number of smaller artifactsl and mementos. II

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Concept Plan SS Sicamous Site - Penticton March 2011

THE VISION
With an understanding of how the site had developed over time, and who owned and controlled the lands, the next step was to gather together stakeholders from the community, gain their insight on problems and opportunities for the site, and determine how each of their individual interests could be furthered within an overall conceptual plan.

Problems and Solutions
The group identified a number of problems with the current operation of the site. Chief among these was that the SS Sicamous acted as a physical and visual barrier to the rest of the site. Many felt that having the ship beached was an unrealistic way to display a watergoing vessel, and it was pointed out that the boat does in fact float, and in 1991 had to be physically

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Concept Plan SS Sicamous Site - Penticton March 2011

restrained from drifting off during a period of high water. Discussion therefore focussed for a time on the feasibility of moving the vessel, and the advantages that could be derived from locotinq it along the rock groin in a more historically accurate position. The other vessels could be displayed in a similar manner, and more of the site made available for other uses.

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Some of the local business owners observed that tourists often complained there was not much to do on the Sicamous site, and suggested that a greater mix of uses be created. For instance, opportunities to moor small vessels, and visit the artifacts or the restaurants and attractions in the area. The two tug boats could of course be opened up for tours, and commercial activities such as an ice cream shop or even a restaurant developed clonq the rock groin. The moorage would also permit special events such as classic boat shows to be held, and complementary activities such as boat restoration could take place in public view to deepen the experience.

As more potential uses were explored for the site, a consensus emerged that moving the Sicamous would be very expensive, and that far greater benefits could be gained from focussing on the other elements of the site. Rather than moving the Sicamous, it was proposed that a pier be constructed to the north of the ship, allowing it to be accessed in a more authentic fashion, but more importantly creating a display location for the two tugboats that was visible from the rest of the beach, and consolidating the access point and ticketing for the three vessels.

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Concept Plan SS Sicamous Site - Penticton March 2011

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In the end there was surprising consensus around a vision for the site. Nobody disagreed that the SS Sicamous was the Iynchpin of the park, and that the conservation and restoration of the ship would always be a top priority. However, it was felt that the rest of the artifacts had to be brought into use, and the site as a whole opened up to the public. As a site dedicated to marine heritage, it seemed imperative that the site be opened up to access from the lake. Connections to the surrounding community could be strengthened, the rock groin could become a true promenade at the west end of the waterfront, and a full complement of activities that strengthened and reinforced the marine heritage theme of the site could be developed to create a vital and engaging experience for tourists and locals alike.

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Concept Plan SS Sicamous Site· Penticton March 2011

THE PLAN
Based on the broad consensus that was reached in the visioning workshop, an overall concept plan for the site was established. The plan focusses on the individual elements of the park, so that the overall work can proceed in a flexible fashion, depending on the priorities, partners or funding opportunities that may arise.

Guiding Principles Security
One of the driving principles behind the development of this master plan has been to increase the security of the vessels. There have been ongoing issues with vandalism and inappropriate use of the site, and it is essential that these issues be addressed by the concept plan .

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The SS Sicamous Site is a waterfront property in a busy tourist town. There are numerous opportunities for revenue generation on this site.

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The area around the Sicamous is underutilized, and increased pedestrican traffic would add to the interest, financial viability and security of the site. There are numerous opportunities for better integration into the commercial and civic functions of the surrounding area.

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The vessels on the site are an important part of the transportation history of the Okanagan, and need to maintain a relationship with similar sites and artifacts in the area and beyond. The waterfront setting is an important asset for the community of Penticton, and needs to be fully integrated with the other parks, beaches, walking paths and cultural facilities in town.

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image credit: Robert D. Turner, 1995

ALLEN + MAURER architects ltd.

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5S Sicornous

Concept Plan Site - Penticton March 2011

Elements of the Plan Dredge Shed
Description: The dredge shed is the only artifact on the site in its original location. The original pier visible in front of the building is a reminder of the relocation of the river mouth in the early 1950's. Proposed Use: Storage area and workshop for the restoration activities. Distribution point for services to the vessels.
Dredge operating on Okanagan River c.1919. Archives image credit: Penticton Museum

5.5. Sicamous
Description: The SS Sicamous is the largest fully intact sternwheeler in Canada, and as a nationally significant heritage vessel it is clearly the lynch pin of the site. It was the first vessel to be located on the site, in 1951, and has become a symbol of Penticton. Proposed Use: Although the boat apparently still floats, and relocation is therefore an option, it is proposed that the Sicamous remain in its current location, and resources focussed on more productive changes to the site. The restoration and preservation of the ship will always be the main priority for this priceless artifact. However, the best way to preserve the ship is to maintain it in constant use, and so appropriate functions should continue to be held in the vessel to supplement the tours and historic displays.

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55 Naramata
Description: Steam Powered Tug, currently located on land due to deterioration of the hull. Proposed Use: Repair of hull to allow the vessel to float and restoration to allow tours and use of the vessel. Relocation to floating display along the pier. Use of the crew berths as temporary residences for visiting artists during the summer.
55 Naramata in service pushing Chandler p. 61 a

CN Tug #6
Description: Diesel Tug, in reasonable working order and seaworthy. Proposed Use: Generol repoir to allow public tours to take place, removal of toxic paints and fuels. Relocation to floating display along the pier. Renovation of the crew quarters to allow the vessel to be rented to a year-round caretaker eN
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Stern Saloon

Description: Fragment of the SS Okanagan, currently not used and in disrepair. Proposed Use: Renovated and relocated to a more prominent site in front of the dredge shed, the Stern Saloon would become a seasonal wine tasting pavilion, rented to local wineries for a few days or week at a time on a rotating basis, and spotlighting local producers in the heart of the tourist district. It would also be the site of wayfinding information for the site as a whole.

Rock Groin
Description: Rock Jetty constructed to prevent siltation of the dam at the mouth of the Okanagan River (aka "The Channel") Proposed Use: Resurfacing to permit use as a promenade, provide access to day moorage and commercial lease space.

Members of the public exploring end of existing rock groin.

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Wooden Pier
Description: New wooden pier on wooden piles to be constructed parallel to the Sicamous on its north side Proposed Use: Provide visually appropriate access to the vessels Moorage for SS Naramata, CN Tug #6, Casabella Princess. Will also allow for consolidated ticketing, security and control point for all vessels
Wharf at Burlon on Arrow Lakes, circa 1920. image credit: FA Buchholz, PAC, PA-30829 source: Turner, 1998, p.183

Description: Modern tour vessel, styled after a paddlewheeler Proposed Use: Despite the fact that it is in no way a historic artifact, the Casabella Princess has clear synergy with the other vessels on the-site, and the distinct advantage that it meets Transport Canada standards and can actually venture out into the lake. Located on the pier, it will enjoy tremendous visibility, and be able to offer a wide range of tours and special events that complement the rest of the site. It will also greatly increase pedestrian traffic past the historic vessels, likely leading to an increase in tours.

Human Powered Boat Launch
Description: Parking area, path and ramp to facilitate the launch of human powered watercraft such as kayaks and canoes. Proposed Use: As the west side of the rock groin is well protected from wind and waves, it is an ideal site for launching small watercraft. These vessels are a silent and non-intrusive complement to the maritime theme of the site, and provide visual interest and activity. The social aspect, and perhaps even on-site restoration and maintenance of these vessels would complement other activites on the site.

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boot launch specififor launch of small

human powered craft.

Boat Building / Restoration Area
Description: Covered and secure working area, complete with ramp and rails, provision for a crane Proposed Use: Starting with the life rafts that are sadly decaying on the site, this area can be used for the restoration and repair of the vessels on the site, as well as other vessels. The boat works should be open to public view, as this is a very interesting and dynamic activity, and should be available for rental and public use.

Description: Provision of slips for day moorage of small boats. Proposed Use: Day moorage would allow the multitude of boaters on the lake to 'pull in and visit the site, or the shops, restaurants and entertainment facilities in the area. Local businesses and restaurants are likely to rent slips to provide parking for their patrons. Slips could be set aside for significant private vessels on a longer term basis. Rental business may be interested in operating out of this area, as well as seasonal events such as the classic boat show.

Performance / Multi-purpose

Space

Descri ption: A clear open space between the Sicamous paddlewheel, dredge shed and boat building area, suitable for outdoor performances and gatherings. Proposed Use: This open space will be an ideal venue for both formal and informal events, from concerts (similar to Salmon Arm's popular Wednesday on the Wharf series) to workshops to picnics and everything in between. Provision of services for equipment would improve usability.

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Commercial Lease Site
Description: Creation of a serviced pad at the end of the rock groin for commercial use. Proposed Use: This would be a spectacular site for a restaurant or ice cream shop, and would provide a destination for beach front promenades at the west end of the waterfront.

Paving and Road realignment
Description: Improved paths and circulation on the site, reorientation of the road as proposed by City of Penticton. Proposed Use: The paths and parking areas on the site would need refurbishment, and greater use can be made of the space freed up by the City's proposed roadworks.
Sketch of lakeside footpath approach-

Proposed Phasing

ing the site of the SS Sicamous.

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,-,a"sed

Concept Plan

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Concept Plan SS Sicamous Site - Penticton March 2011

The elements of the plan have been identified as independent components, so that they can proceed in any order as potential partners, funding opportunities or priorities emerge. However, the overall pla~nwill be realized in phases, over a prolonged period of time, and so it is useful to develop a potential phasing plan to guide these efforts.

Phase 1
The City of Penticton has set aside $35,000 to enhance security on the site. This was initially proposed to be a fence, however the participants at the visioning workshop strongly disagreed with this approach. It was pointed out that fencing a waterfront site, especially one with such shallow waters, would be impossible, and could in fact lead to an increase in undesirable activities, as there would be no public oversight. It was also felt that a fence could send the wrong message, implying that the park was not public space, and not open to all users. Rather, it is proposed that security be enhanced by following ePTED (crime prevention through environmental design) principles. Specifically, resurfacing the rock jetty to encourage public use, and providing well-designed lighting to extend the Okanagan Beach promenade out to this viewpoint. This work would be completed in 2010.

Phase 2
The second phase of work would focus on providing moorage facilities, and reconnecting the site to Okanagan Lake. There would be two components; development of day moorage, and construction of a wooden pier along the north side of the SS Sicamous. The initial offering of day moorage would be small, to minimize capital expenditure and test demand and operating logistics. However, over time there is great capacity to provide moorage capacity on the site, and the period of rental could be extended for up to a week to allow vacationers to use this area while staying at local hotels. Permanent moorage and gas pumps are not proposed as these services are already provided at the east end of the waterfront. The City of Penticton would be a potential partner for this portion of the work, and it would create a source of ongoing revenue. At the same time, a raised wooden pier would be constructed

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SS Sicamous

Concept Plan Site - Penticton March 2011

on the north side of the SS Sicamous, extending approximately 100 metres into the lake, and following the current west boundary of the swimming area. The main entry and ticketing area for tours would be consolidate on this side of the ship, and the CN Tug #6 would be immediately relocated to the pier, visible from Okanagan Beach and accessible for restoration work, and eventual tours. The Naramata would require some hull repairs to be floated again, but once these were completed it would also be displayed along the pier. Finally, a berth would be created at the end of the pier for the Casabella Princess, so that lake tours could be offered from this location. The owners of the vessel are keenly interested in operating from this area, and there are obvious synergies with the other activities on the site. Potential partners for this portion of the work would be the federal government through infrastructure and economic diversification grants, and the moorage of the Casabella Princess and increased tour opportunities would creat on ongoing revenue stream.

Phase 3
Phase 3 would see the enhancement of site areas freed up by the relocation of the Naramata and CN Tug. A boat building and restoration area would be created on the former site of the Naramata, with an open air shed to allow for public viewing. A path would be created to the adjacent small beach so that it could be used as a human powered boat launch area, for kayaks and craft small enough to be moved by hand. The SS Okanagan stern saloon would be moved closer to Lakeshore Drive to increase visibility, and partners would be approached to offer tourist related amenities. Possibilities would be a coffee shop or tea house, or perhaps a wine tasting pavilion, operated by a group such as the Naramata Bench Winery Association, and offering rotating features on member wineries. The inadequate and deteriorated parking area south of the park would be moved into better alignment with Lakeshore Drive, increasing the number of stalls, but also greatly increasing the green space south of the Sicamous. A low stone wall would be created to define the boundary of the Marine Heritage Park, with discrete signage running along the wall, and spotlit after dark. Site paving and landscaping would be enhanced to create a performance and multipurpose space framed by the dredge shed, Sicamous and boat building area. This would be rented

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Concept Plan SS Sicamous Site - Penticton March 2011

for special events such as Peachfest, the Elvis festival or independent productions. Finally, the decrepit shoreline retaining structures along the western edge .of the park would be removed, and a naturalized foreshore and restored wetland installed here and at the historic river mouth. This would eliminate the need for ongoing maintenance of the breakwater, and greatly enhance the appeal of the western margin for both park users and wildlife. The Okanagan Nation Alliance has already expressed interest in this project, and other potential partners would include Fisheries and Oceans Canada, and the BC Ministry of Environment. As a former brownfield site (dredge shed), it would qualify for numerous restoration and enhancement programs.

Final Phase
The final phases of work would see the enhancement and reinforcement of the various elements of the plan. The Rock Groin would be terminated with a public viewing platform, possibly donated by one of the local service clubs. A commercial lease site would be created over the water near the end of the promenade, perhaps to be operated by an ice cream shop, or even a restaurant. The day moorage would be expanded to its full potential, and may attract other commercial enterprises whose operations augment the heitage marine theme. The CN Tug living berth would be restored, and made available for rental to a site caretaker to provide 24 hour security for the site. The Naramata's 9 sleeping berths would also be restored, and the boat made available to visiting artists, or even to some form of tourist accomodation.

Conclusion
Over time, the site would become a living, vital centre of activity, providing a greatly enhanced experience to tourists, a wide range of amenities to locals, employment and customers for local businesses, and most importantly, a wide range of revenue streams for the managing society, eliminating the need for ongoing financial support from the City of Penticton. The SS Sicamous and SS Naramata will be celebrating their centennial in 2014, and there could be no better way to celebrate than to have made significant progress on an Inland Marine Heritage Park

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SS Sicamous

Concept Plan Site - Penticton March 2011

Next Steps
The development of this conceptual plan is only the first step in the establishment of a thriving Inland Marine Heritage Park on this site. The next steps will be: • The SS Sicamous Restoration Society needs to engage an executive director who can compile and submit the necessary grant applications, and structure and administer the work. In the short term, this task could be coordinated by City staff, or by an independent consultant. • Approach community groups and funding agencies with the plan, and determine what potential partners are available, and what their particular interest in the project is. • Proceed with detailed design and execution of Phase 1 • Prepare grant applications for the two main components of Phase 2, so this work can proceed in 2012.

Day Moorage
In consultation with several dock-building companies in the Okanagan, we have prepared an estimate of the capacity for day moorage on the site.

Initial Phase
The first step would be to establish the feasibility of the moorage, and to start with a small number to minimize capital outlay, and refine the management structure. We are proposing that this initial phase be located on the east side of the rock groin, to avoid potential issues with the overlapping jurisdictions at the river mouth. Once the concept of day moorage has been proven, any concerns will be easier to address. The initial capacity would be 20 boats, and the slips would be built to accommodate a medium size boat (24' - 30'). This will also allow for small boats, and a single very large boat at the end of the wharf. Construction would likely be of wood, with the central wharf secured to piles, and an aluminum ramp and security gate at the connection to the groin. Only minimal electrical service would be required at this stage. Approximate costs for this portion have been estimated at $32 / ft2 for deck area, $500 per piling, $200 per lineal foot of ramp with handrail. On this basis the approximate costs for 20 slips would be $60,000, or $3,000 per slip. This is of course a rough estimate, and would need to be confirmed through actual quotes from installers.

Ultimate Build-out
If the concept of day moorage proves to be popular with boaters, and the operation of the moorage is profitable, it can be expanded. An additional bank of slips can be accommodated south of the initial phase, and three more on the west side of the rock groin. It is also proposed that a commercial lease site be constructed over the water near the end of the groin. This would be a logical place to locate a sub-panel for electrical service to the moorage, and a water connection. The commercial lease structure will act as a partial breakwater for the moorage, but it is likely that an additional breakwater in the form of a log boom will be required to protect the outer slips. A log boom is already n place above the dam to prevent boats from drifting into the spillway. Total Capacity at full build-out would be 104 boats. ALLEN + MAURER architects ltd.
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